Tenant Protection Against Renovictions in Toronto
- Seventy Seven Park
- Sep 3
- 3 min read
Tenant Protection Against Renovictions: What Every Toronto Renter Should Know
Renting in Toronto comes with challenges, and renovictions are one of the biggest concerns. The city’s renoviction bylaw is designed to give tenants stronger protections against bad-faith evictions. This post explains your rights, what to watch out for, and how to safeguard your tenancy. What is a renoviction? It's the eviction of tenants under the guise of extensive renovations required to be empty, often used by landlords to bypass rent control laws and move in higher-paying tenants. In Toronto, a new rental renovation licence bylaw, in effect as of July 31, 2025, aims to curb bad-faith evictions by requiring landlords to obtain a city permit and demonstrate the necessity of vacant possession for renovations, a process that includes a city fee and potentially rent gap payments to the displaced tenant. Learn More
Understanding Your Rights
The 2025 Toronto renoviction bylaw shifts responsibility onto landlords. They must prove that a renovation requires vacant possession, not the other way around. For tenants, that means:
Right to stay: If the work is cosmetic (painting, flooring, small repairs), you cannot be forced out.
Right to return: If you do leave for major work, you’re entitled to return at your original rent once renovations are complete.
Compensation: Tenants in larger buildings (5+ units) must receive three months’ rent or a comparable unit. In smaller buildings, one month’s rent applies. Moving allowances may also be required.
Proof: The landlord must show an engineer or architect’s letter confirming that vacant possession is genuinely needed.
Always confirm that your landlord has obtained a valid renovation licence from the City of Toronto. Without it, an N13 notice is not enforceable.
Recognizing Bad-Faith Practices
Unfortunately, some landlords try to exploit the system. Common warning signs include:
Prolonged or unnecessary renovations: Work drags on with no clear schedule.
Pressure to leave: Landlords suggest you “might as well go” even without proper notice.
Failure to provide paperwork: No renovation licence or professional verification.
Re-renting at higher rates: After you leave, the unit is re-rented quickly at market value.
If you suspect bad faith, document everything; emails, letters, photos, and dates. The more evidence you keep, the stronger your case if you bring it to the Landlord and Tenant Board (LTB).
Steps to Protect Yourself
Here’s a practical checklist if you receive an N13 notice:
Request proof: Ask for a copy of the City-issued renovation licence.
Review the notice: Ensure all details (timelines, compensation, reasons for eviction) are complete and accurate.
Document your unit: Take photos of the condition before leaving.
Keep communication written: Avoid verbal agreements, always follow up in writing.
File a complaint if necessary: You can challenge the notice at the LTB if you believe it’s unjust.
You don’t have to face this alone. Legal clinics, tenant associations, and housing lawyers can provide guidance and representation.
Why These Rules Matter
Toronto’s renoviction bylaw aims to prevent tenants from being unfairly displaced in a housing market where rents are already high. By requiring landlords to prove their case, the bylaw shifts the balance of power and provides a safety net for renters. This ensures tenants can plan their lives without the fear of losing their homes over unnecessary renovations.
Get Professional Support
Navigating an N13 notice on your own can be stressful. At Seventy Seven Park, we care about tenant rights as much as landlord compliance. If you need guidance, please reach out. We offer a free 30-minute consultation so you know exactly where you stand.
Want to understand the landlord side of the new rules? Read our post on the Toronto Renoviction Bylaw 2025.
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